204-208 W 7th St · Weston, WV 26452

$85,000

3 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 111 Days on market

Built 1860 8,917 sqft lot Est $128k · 34% under ↓ 11% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Opportunity is knocking! This one-level living fixer-upper offers great space and endless potential for the buyer ready to bring their vision to life. With a functional layout and generously sized rooms, this home is the perfect canvas to create the style and finishes you?ve always wanted. Located within city limits and just a short stroll to local shops, dining, and everyday conveniences, you?ll love the accessibility and neighborhood charm. Outside, you?ll find a detached garage providing additional storage or workshop space, plus an extra lot offering room to expand the home?s footprint, build, or create the outdoor oasis of your dreams. A brand-new metal roof adds value and peace of min

Key facts

• Extra lot
• One-level living
• Brand-new metal roof

Tags

• ONE-LEVEL LIVING
• DETACHED GARAGE
• EXTRA LOT
• BRAND-NEW METAL ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Block, frame and vinyl siding construction; Metal roof; Built with crawl space foundation
• Exterior features: Patio; Porch; Cleared lot; Corner lot; Has a view; Smoke detector(s)

Interior

• Kitchen: Refrigerator; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning unit(s)
• Interior features: Refrigerator; Range; Vinyl flooring; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.2% in Weston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jane Lew Elementary School (math 27% / reading 27%, grade F, #261 of 377 statewide, top 75%, 244 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $996 appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $128,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 E 6th St	0.17mi	3/1.0	1,183 (+5%)	10mo	$90,000	$76	75
119 E 3rd St	0.34mi	3/1.5	1,196 (+6%)	3mo	$136,820	$114	69
19 Forinash Rd	0.73mi	3/1.0	1,092 (-3%)	1mo	$150,000	$137	60
232 Wilson St	0.74mi	3/1.0	1,080 (-4%)	1mo	$85,000	$79	58
249 Main Ave	0.38mi	3/2.5	1,028 (-9%)	6mo	$68,000	$66	57
842 Cemetery St	0.32mi	3/1.5	1,248 (+11%)	16mo	$238,000	$191	52
131 Mcgary Ave	0.53mi	2/1.0 (-1)	1,113 (-1%)	22mo	$37,500	$34	50
156 Montgomery Rd	0.31mi	3/2.0	1,260 (+12%)	14mo	$219,000	$174	50
344 1/2 E 7th St	0.39mi	2/1.0 (-1)	1,248 (+11%)	14mo	$145,000	$116	47
650 Locust Ave	0.43mi	2/2.0 (-1)	1,284 (+14%)	5mo	$55,000	$43	44
350 Center Ave	0.30mi	2/1.0 (-1)	960 (-15%)	23mo	$112,500	$117	38
506 Broad St	0.72mi	2/1.5 (-1)	980 (-13%)	8mo	$110,000	$112	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.46×
• Total profit: $10,975
• Equity at exit: $29,780

10-year hold

• IRR: 12.8%
• Equity multiple: 2.59×
• Total profit: $37,726
• Equity at exit: $40,170

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $135

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 111 DOM
2. 2026-06-17
   days on market $85,000 Active 110 DOM
3. 2026-06-16
   days on market $85,000 Active 109 DOM
4. 2026-06-15
   days on market $85,000 Active 108 DOM
5. 2026-06-15
   days on market $85,000 Active 107 DOM
6. 2026-06-13
   days on market $85,000 Active 106 DOM
7. 2026-06-12
   days on market $85,000 Active 105 DOM
8. 2026-06-09
   days on market $85,000 Active 102 DOM
9. 2026-06-08
   days on market $85,000 Active 101 DOM
10. 2026-06-08
    days on market $85,000 Active 100 DOM
11. 2026-06-07
    days on market $85,000 Active 99 DOM
12. 2026-06-04
    days on market $85,000 Active 97 DOM
13. 2026-06-03
    days on market $85,000 Active 96 DOM
14. 2026-06-02
    days on market $85,000 Active 95 DOM
15. 2026-06-01
    days on market $85,000 Active 94 DOM
16. 2026-05-31
    days on market $85,000 Active 93 DOM
17. 2026-04-29
    price $85,000
18. 2026-02-27
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,987
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,473
• Taxable income: $337
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,542/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

Amenities D- Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.5% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $85,000 NCWVREIN
• 2026-02-27 Listed $95,000 NCWVREIN

Property tax history

+32.4%/yr

Latest (2025): $66 · +17.0% YoY. Source: county tax records.